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Architect floor plans for houses Louisville Kentucky Lexington Buffalo Rochester New York City Yonkers Syracuse Albany Huntsville Winnipeg Manitoba
Designing a House with an Architect

It doesn't cost a lot of money for us to design you a home. While we can design $2,000,000 homes (and have done so on many occasions)  most of our clients Have Small Simple House Plans and are just the average everyday person, fairly simple and straight forward.

An Architect will take your wants and needs and design a house that will give you the house of your dreams no matter what the house size.  Whether you start will a plan on the website, or something you've drawn up on a scrap piece of paper, we can give you a great house at minimal costs.

We can design the cabinets in your house, along with the electrical, lighting, and roof plans, and site plans.

The Costs of House Plans Construction Drawings is based on the amount of drawing time, which is related to the number of drawings you need, and the Square Footage of the House. In most areas, to get a Building Permit, you need Floor Plans, Foundation or Basement Plans, 4 Elevations, a Wall Section and a Site Plan.  As an Example of Costs For a Simple single floor 2000 square foot House, on a crawl space foundation, the costs may be as low as

$200 First Floor Plan
$125 Crawl Space / Foundation Plan
$300 for 4 Elevations
  $50 Wall Section
-----------------------
$675 Total


The cost for other types of drawings not needed for Building Permits, include

$75 Custom Cabinet Drawings (per cabinet)
$75 Light Plan (per floor)
$75 Electric Plan (per floor)
$75 Roof Plan
$75 Site Plan

Contact our office and let us see what we can do for you.

If you want to see my latest Home Design Projects
 CLICK HERE 



Architect floor plans for homes Des Moines Iowa Cedar Rapids Davenport Vancouver Calgary Alberta Edmonton Mississauga Ontario North York Quebec
Split Level 3 Bedroom 3 Bathroom 3000 SF House Plans
 PLAN NUMBER : Appleton
3000 Sq Ft (Both Levels)
Split Level
3 Bedrooms (Both Levels)

Bathrooms: 2.5    Garage: 2 Car
 Width: 56 Ft          Depth: 58 Ft
 
Architect House Plans, Home Design Decorating, Remodeling--Over 150 Web Pages of Design Ideas and Pictures Click Here

French Country Large Stone House Plans 1 Story Six Bedroom 6 bath 4 car garage Cool Dream Home Single Story 8500 Sq Ft with Basement 10,000 SF Pittsburgh Pennsylvania Philadelphia Aurora Lakewood Albuquerque New Mexico Santa Fe Las Cruces Las Vegas Sunrise Manor Henderson Nevada Reno Paradise Spring Valley Norfolk Chesapeake Virginia City Richmond Newport News Minneapolis Rochester Minnesota St Paul Milwaukee Wisconsin Madison Green Bay
8000 Sq Ft French Country 1 Story 6 Bedroom 7 Bath House Plans
8464 Sq Ft
 6 Bedroom 1 Story

 7 Bathroom

 4 Car Garage

 145 Ft Wide x 127 Ft Deep
With Basement
 
 10,000 Sq Ft
 
 6 Bedroom

 7.5 Bathroom
 

The Largest of the French Country single floor homes, this house has 6 bedrooms when including the Apartment above the 4 car garage, with 10,0000 overall square feet when including the basement, large covered porch in the rear, and a Motor Court around the garage.



Architect floor plans for homes Indianapolis Ft Wayne Evansville Indiana South Bend Lafayette Bloomington Gary Hammond Indiana Muncie Carmel Anderson
    See the Floor Plan  
PLAN NUMBER : Riverside
4218 Sq Ft (2 Levels)
 Split Level 3 Bedrooms (Main Level)
6 Bedrooms (Both Levels)
 Bathrooms: 3.0       Garage: 3  Car
    Width: 150 Ft          Depth: 70 Ft 

Below are Some Custom Home we've  Designed  for our Clients



Architect house plan designs Salt Lake City Utah Provo Sioux Falls South Dakota Rapid City Fargo North Dakota Bismarck Cheyenne Wyoming Casper
Split Level 3 Bedroom 3 Bathroom 3000 SF House Plans
 PLAN NUMBER : Mahomet
Split Level 2500 Sq Ft (Main Level)
5000 Sq Ft (Both Levels)
3 Bedrooms (Main Level)
5 Bedrooms (Both Levels)

Bathrooms: 3.0   Garage: 4 Car
 Width: 116 Ft          Depth: 84 Ft

Article: How to Design a  Home to Look Larger than Your Neighbor  for Minimal Expense 

As an Architect in designing homes for new clients, when they first come to me they have standard tastes you would see from any house you would see in any neighborhood. What I try to do is to expand their architectural vocabulary and be bold in what their trying to do, without spending a lot more money. Part of that is to make their house look bigger from the street and live bigger inside. You can get a lot of “wow” factor if try some simple things in your home design

1. Make your house longer, not square--Most people want to make their houses more square in design, in the preconceived notion of saving costs. While this may be overall true, it also makes your house very small looking (and boring).  For a 2500 square foot house instead of designing it 50 foot by 50 foot, make your house longer like 75 foot long by 33 wide. To see an example Click Here to See a Picture  You’d be surprised how much more elegant and more expensive it looks for not that much more money. It also gives you a bonus of giving windows into almost every room in your home, giving light and visual space to them

2. Use lots of repetitive windows. By using the same window size over and over in a long pattern, it’ll make the house seem longer. And these don’t need to be operable windows. Fixed windows are less expensive the operable windows. Hopefully this will help you in your house design

3. Use the Split level home concept. he split level home was more prevalent in the 1960’s than it is today, but it has a lot of advantages it you modernize it. First, in most areas of the northern part of the country, you need at least a 30” or deeper footing to get below the local frost line. Well, let that be the staring point of your basement (or as I like to call it, the Lower Level). That means the Lower Level is 2 feet below  grade, which means you can have full size windows. The  Lower Level foundation wall is 30” tall, the rest of the wall height can be wood (whether 8’ or 9’ tall) if you want to see an example Click Here to see a Picture If  you use 8’ tall lower level (to reduce costs) there is a design I like to use to eliminate bulkheads for HVAC, incorporate them in a floor truss system. I love to use 16’’ high floor trusses, 24” on center, and keeping the trusses in the same orientation throughout the house. It give plenty of space for the HVAC ducts. If you need space for the HVAC to “step over” each other, do that in the mechanical room.

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Architect floor plans for houses Boise Idaho New Orleans Louisiana Shreveport Baton Rouge Rancho Cucamonga California Ontario Lancaster
3000 Sq Ft 2 Bedroom 3 Bathroom 1 Story Prairie Style House Plans
3024 Sq Ft

 2 Bedroom 1 Story
 3 Bathroom
  3 Car Garage

  83 Ft Wide x 70 Ft Deep

With Basement

 5986 Sq Ft
 4 Bedroom
 4 Bathroom

A Very large (3000 Square Foot) Prairie Style House Plan with an Open two Bedroom Floor Plan around the Great Room. It has a Large Master Bedroom Suite, 3 Car Garage, and Terraces off all Major Areas of the House. With 2 Bedrooms in the Basement, this has nearly 6000 square Feet of Space, 4 bedrooms, and 4 bathrooms. Not too bad for a 2 bedroom house.


Architect house plans and designs Chula Vista California Modesto San Bernardino California Oxnard Fontana Billings Montana Missoula Florida St Petersburg
1300 SF Split Level 3 Bedroom 3 Bathroom Low Cost House Plans
 1 Bedroom 1300 Sq Ft (Main Level)
3 Bedrooms 2600 sq Ft (Both Levels)
Split Level
 Bathrooms: 2.5        Garage: 2  Car
  Width: 73 Ft             Depth: 59 Ft

Interior Photos of the House

 

Small 2 Bedroom Luxury House Blueprints 2800 SF with Basement Louisville Kentucky Lexington Buffalo Rochester New York City Yonkers Syracuse Albany Huntsville St Louis Springfield Missouri Kansas City Independence Montgomery Birmingham Alabama Mobile Jackson Mississippi Biloxi Gulfport New Orleans Louisiana Shreveport Baton Rouge Honolulu Hawaii Anchorage Alaska Lincoln Nebraska Omaha
2800 Sq Ft 2 Bedroom 3 Bath 1 Story Rustic Bungalow House Plans
2869 Sq Ft

 2 Bedroom 1 Story

 3 Bathroom
 3 Car Garage

 61 Ft Wide x 76 Ft Deep

With Basement

 5636 Sq Ft

 3 Bedroom


 4 Bathroom

A two Bedroom one Story Rustic Craftsman Bungalow style house, this house has a large front porch, 10 foot tall ceilings, large Kitchen, and a Sun Room on the rear of the house. There are 3 Bathrooms, a Locker Area in the Mud Room, and a 3 Car Garage.

Architect housing plans and designs Dallas San Antonio El Paso Texas Houston Austin Ft Worth Phoenix Chandler Glendale Arizona Tucson Mesa
2100 SF Split Level 3 Bedroom 2 Bathroom Prairie Style House Plans
PLAN NUMBER : Batavia
  4114 Sq Ft  5 Bedrooms(Both Levels)
2075 Sq Ft 3 Bedrooms (Main Level)
Split Level
 Bathrooms: 3       Garage: 2  Car
   Width: 110 Ft         Depth: 70 Ft

4 Bedroom 2 Floor House Floor Plans 5500 sq ft Fort Smith Arkansas Fayetteville Columbia O’Fallon Missouri Lees Summit Saint Joseph Charles Hialeah Florida Tampa
5200 SF Colonial 4 Bedroom 2 Storey Colonial House Plans
5263 Sq Ft

 4 Bedroom 2 Story

 5 Bathroom

 4 Car Garage

87 Ft Wide x 75 Ft Deep

With Basement

 7900 Sq Ft

 5 Bedroom

 6 Bathroom



This is a large colonial 4 Bedroom home with a huge master suite, circular stairs and rotunda at the entrance, and a 4 car garage. There is a 5 bedroom version of the home.


Architect home plan designs Pittsburgh Pennsylvania Philadelphia Aurora Lakewood Albuquerque New Mexico Santa Fe Las Cruces
2400 SF 4 Bedroom 2 Bathroom Split Level Prairie Style House Plans
PLAN NUMBER : Oakland                 Custom Home
Total Living Space :   2375 Sq Ft

 Stories: Split Level   Width: 76 Ft
 Bedrooms: 3              Depth: 59 Ft
 Bathrooms: 2.5         Garage: 3 Car
With Lower Level

Total Space :
3500 Sq Ft
Bedrooms:
6        
Bathrooms: 3.5   



Architect house plan designs Patterson Newark New Jersey City Elizabeth Bridgeport New Haven Connecticut Hartford Stamford Providence Rhode Island Pawtucket
French Country 3 Bedroom 2 Bathroom 1 Story 2000 SF House Plans
2162 Sq Ft

 3 Bedroom 1 Story

 2 Bathroom

 2 Car Garage
 76 Ft Wide x 59 Ft Deep
With Basement

 3837 Sq Ft

 3 Bedroom

 2 Bathroom

This French Country three bedroom Home plan has a pergola entrance, 16 foot tall ceiling in the central core (Great Room –Kitchen-Dining) that is 17 feet wide and 50 feet long. This home also has a huge Master Suite (15 feet by 35 feet). The garage is in the basement. An elegant single floor home.

Large Luxury 2 Level 4 Bedroom House Floor Plans 3400 sf Norfolk Chesapeake Virginia City Richmond Newport News Montgomery Birmingham Alabama Mobile
3500 SF 4 Bedroom 5 Bath 2 Story Tudor Stone House Plans
3505 Sq Ft

 4 Bedroom 2 Story

 5 Bathroom

 3 Car Garage

 65 Ft Wide x 77 Ft Deep

With Basement

 5755 Sq Ft

 5 Bedroom

 6 Bathroom
 

A Tudor Style Four BR house with a large 1st floor Master Suite, and 2 story Great Room, Den, large Kitchen and Laundry Areas, with Lockers in the Mud Room. Each Bedroom has a walk-in closet and it's own private bathroom. The basement also has a Forced Well, which allows sliding glass door in the basement below the deck, even though the basement is below grade. That allows a lot of light in what normally would be a dark space.


Architect home plan designs Vancouver Toronto Canada Montreal Ottawa Seattle Tacoma Washington DC Spokane Oklahoma City Tulsa Little Rock Arkansas
Two Bedroom 2 bath 2 level 1000 Square Foot House Plans
PLAN NUMBER : Wellington Large Master Suite
 
Total Living Space :   895 Sq Ft

 Stories: 1                   Width: 52 Ft
 Bedrooms: 2           Depth: 49 Ft
 Bathrooms: 2.0      Garage: 2 Car
Split Level
with Lower Level 1800 SF

Bedroom 2.0
Bathrooms 2.5



Architect house plans and designs Laredo Plano Arlington Texas Corpus Christi Garland Texas Lubbock Amarillo Brownsville Lincoln Nebraska Omaha
    See the Floor Plan
PLAN NUMBER : Reno          Custom Home
Total Living Space :   2000 Sq Ft

 Stories: 1 Story        Width: 60 Ft
 Bedrooms: 3             Depth: 84 Ft
 Bathrooms: 2.0        Garage: 2  Car
With Basement

Total Space :
3800 Sq Ft
Bedrooms: 4
     
Bathrooms: 3.0   

Architect home plan designs Vancouver Toronto Canada Montreal Ottawa Seattle Tacoma Washington DC Spokane Oklahoma City Tulsa Little Rock Arkansas
     See the Floor Plan
PLAN NUMBER : Victoria
 
Total Living Space :   2162 Sq Ft

 Stories: 1                   Width: 80 Ft
 Bedrooms: 3           Depth: 59 Ft
 Bathrooms: 2.0      Garage: 2 Car




Architect floor plans for houses Fort Smith Arkansas Fayetteville Columbia O’Fallon Missouri Lees Summit Saint Joseph Charles Hialeah Florida Tampa
Cool 6000 Sq Ft 2 Story 6 Bedroom 5 Bath Dream House Plans
6939 Sq Ft

 6 Bedroom 2 Story
 
 5 Bathroom

 4 Car Garage

136 Ft Wide x 83 Ft Deep

With Basement
 
 11,214 Sq Ft
 
 7 Bedroom

 7.5 Bathroom
 

A huge 2 story luxury house plan, which can have over 11,000 square feet if you include the basement plan.  This has a 4 bedroom, 5 bedroom and 6 bedroom versions. This home has a very large Main Floor Master Bedroom Suite, 3 Staircases, a 2 Story Great Room-Kitchen-Breakfast area, Butlers Pantry, 2 Story Terrace in Rear. There are a pair of 2 car garages (4 car spaces), a Motor Court, Elevator, and an In-Law Suite for an Elderly family member who want separation in the house

      
4. With the split level home, The 2nd Floor is the “Main Level"”  it anywhere from 8 to 9 feet above grade, not only giving it a commanding view of the property all around, it also looks like a 2 story building, for a 1 story price. You can leave windows open at night because they are 10 feet above grade. You have a lot of visual privacy because people on the street don’t have a direct view into the house from the street. To See an example of this  When you sit down They can’t see you, even with tons of windows. On the Main Level I love to use vaulted roof trusses to give more visual height in the rooms.

5. Use wide overhangs. Wide overhangs were more prevalent during the Prairie House period This may seem strange, but wide overhangs (like 4’ wide) make you house look bigger both inside and outside. I stated above, I love vaulted roof trusses. I start with an 8’ tall wall (rather than 9’). With a 4 foot overhang and vaulted roof trusses, the wall height on the inside is now 10’, with the ceiling peak at 15’. This is because the roof started going up further away from the exterior wall. I’m getting 10 to 15 foot ceilings for an 8 foot tall wall price. The wide overhangs also help in summer, by shielding the windows in shade, keeping direct sunlight outside.

6. Incorporate decks and screen porches into the design.

      Don’t make decks and screen porches an afterthought, but incorporate them into the design, that is, put brick or siding on them, put a roof over them, and make the openings look like windows, but don’t put in the glass. And consider putting them on the front of the house, not the rear. I designed a house for my parents which was 1300 square feet on the Main Level  but added the screen porch on the front of the house. The house was 72 feet long in the front (24’ screen porch, 16’ Great Room, 8’ Entry, 24’ Garage) and it looks huge.
,(Click Here to see the Picture)  The Screen Porch is finished in moisture resistant drywall, so it feels like any other room in the house, (it has vaulted ceilings) but it’s not heated or cooled. It is the most lived in space of the home. Having the screen porch or deck on the front of the home gives more community with your neighbors, while it can give you more privacy. On my home,  the deck has a solid wall from grade to 42” above the floor. This gives visual privacy when sitting down but I can converse with then neighbors when standing up (42” is also leaning height for your elbows). As a bonus, with the split level home, the space below the deck (since it has siding and the floor 7’ above grade) I have a 18 wide 28 foot long shed below the deck for lawn mowers, bikes, tools, which I don’t have to keep in the garage.

7. Downplay the garage. There’s nothing visually pleasing about a garage. The most important rooms of the home (Great Room, Dining Room, maybe the Screen Porch) should have the most visual presence on your home. Having a monster 24 foot by 36 foot garage sticking out the front of you house is not visually pleasing.  Set it back from the front of the home, and if you can, put toward the rear of the house. Use a side entry on the garage doors if you can. And put lots of normal windows like the rest of the house. Try to make it look like any other room from the street. By down playing the garage and making look like another room on your home, it’ll make your house seem bigger when it really isn’t.

Architecture house drawing split level house designs and floor plans two storey residential house floor plan with elevation dream house drawing sketch architectural drawings of houses city house plans building elevation drawing plan elevation simple dream house sketch sample floor plan two storey residential house

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